James Paynter in action at 66 Victoria Sandringham - sold under the hammer for $3,500,000 - 3 bidders.

Saturday May 20th Biggest Auctions:

• Canterbury, 35 Monomeath Ave, Doug McLauchlan (Marshall White) passed in and bought afterwards, $4,200,000+, no bidders
  The weather was still and the crowd was strong at this auction – with about 100 people in attendance…(See More in Auction Reports)
• Sandringham, 66 Victoria St, James Paynter (Hodges), under the hammer, $3,500,000, 3 bidders
  An amazing Sandringham house in a popular street, and a decent sized crowd of around 50 had turned up to see what would happen at auction on Saturday…(See More in Auction Reports)
• Fitzroy North, 39 Alfred Crescent, Arch Staver (Nelson Alexander) under the hammer for $4,200,000, 3 bidders
• Caulfield North, 3 Airdrie Road, Darren Krongold (Gary Peer) at auction a tiddly bit under $3,000,000.
• Toorak, 2 Brookville Road, Heather Elder (Marshall White) at auction also a tiddly bit under $3,000,000.

• Kew, 61-63 Alfred St,  passed in, $5,300,000, 2 bidders
  “A landmark auction” were the words that auctioneer Richard James used to describe this auction…(See More in Auction Reports)
• Kew, 1 Selbourne Rd, passed in, $3,670,000, 2 bidders
  Landmark Kew property and this auction was well supported by a solid crowd of around 100 people….(See More in Auction Reports)
• Toorak, 29 Linlithgow, passed in, $3,500,000

35 Hampden Armadale - Over $9,000,000 (Jeremy Fox)

Friday 18th May: Some more $8M+ activity this week with 35 Hampden Armadale (Jeremy Fox) on the public market for a week and sold somewhere between $9,000,000 and $10,000,000. The Art Deco home with tennis court on over 1800 square metres had a James Rating of over 850/1000 for full reports see below and 129 Domain Road (a block of high end apartments) sold through Andrew Baines and Jock Langley for in excess of $8,000,000.

Top End apartments have seen a few sales this last fortnight or so with Peter Kudelka  selling Springfield avenue Toorak before auction for we believe in the mid $3m’s and Marcus Chiminello has sold two apartments at 103 Mathoura Road – including the penthouse for over $4,000,000 and ground floor number 2 for over $3,000,000. These sales represent per sqm rates according of $12,000 plus.

Canterbury 162 Mont Albert Road. Scott Patterson and Tim Picken. Bought Under the Hammer $4,166,000, 3 bidders

Saturday May 12th: Some solid results at the Top End this weekend with 4 from 4 above 4

• Toorak, 10 Rathmines St, Jeremy Fox (RT Edgar), after auction, above $4,300,000
  Auctioneer Jeremy Fox looked quite regal positioned in front of this imposing property flanked by his support team…(See More in Auction Reports)
• Canterbury, 162 Mont Albert Rd, Scott Patterson (Kay & Burton), under the hammer, $4,166,000, 3 bidders
  A medium size crowd gathered in the front garden of this home on the Golden Mile…(See More in Auction Reports)
• Balwyn, 6-8 Fitzgerald St, Alastair Craig (Jellis Craig),under the hammer, $4,025,000, 2 bidders
  The team at Jellis Craig had a reason to smile today, especially Alastair Craig with four of his auctions selling including this property…(See More in Auction Reports)
• Kew, 50 Fellows St, Tom Aylward (Jellis Craig), under the hammer, $4,000,000 plus, 2 bidders.

At $3m it was 50/50 on 8 sales expected to be around $3m and above

• Carlton North, 57 Wilson, Peter Stephens (Nelson Alexander) at auction over $3,500,000
• Richmond, 51 Richmond Terrace, James Tostevin, at auction over $3,000,000
• Armadale, 24 Denbigh Rd, John Morrisby (Jellis Craig), after auction for an amount in excess of $3,000,000,  4 bidders
  John Morrisby kindly provided us with the following information…(See More in Auction Reports)

And some of the pass-ins

• Toorak, 9 Landale Rd, passed in $3,000,000, no bidders
  Showing an affinity for round numbers, auctioneer Gowan Stubbings kicked things off with a vendor bid of $3,000,000…(See More in Auction Reports)
• Middle Park, 68 Park Rd, passed in $2,850,000, no bidders
  A crowd of 60, including a number of young children and dogs, stood widely dispersed in the tree lined street…(See More in Auction Report)
• Brighton, 5 Birdwood Ave, passed in $2,800,000, no bidders
  The sun shone brightly in the front yard of this Spanish Mission style home in Brighton’s Golden Mile…(See More in Auction Reports)

39-41 Mayfield Avenue Malvern over $7million

Saturday 5th May: Today there were two strong results today in the $3m+ segment – but if you dig a little deeper there was a decided lack of interest in a number of homes that passed-in aiming towards $3m.

Malvern, 39-43 Mayfield Ave, Gerald Delaney (Kay & Burton), under the hammer, $7,131,510, 3 bidders
It felt like an entourage of Kay & Burton agents in attendance here and it did take a bit to get going due to the wet weather…(See More in Auction Reports)

Camberwell, 35 Broadway, Alastair Craig (Jellis Craig), under the hammer, $3,425,000, 6 bidders
A much anticipated auction this one as the property was a rare offering – an original home with fantastic bones on excellent land size and prized north facing rear…(See More in Auction Reports)

Pass-Ins

Brighton, 10 Kent Ave, passed in, $3,300,000, 2 bidders
Nick Johnstone is re-auctioning this Golden Mile new build after an unsuccessful effort last year in front of a crowd of around 60…(See More in Auction Reports)

Armadale, 20 Royal Crescent, passed in, $2,500,000, no bidders
There is something about Wayne Gillespie designed spaces – they just work well in terms of proportion and functionality, and the extension at 20 Royal Crescent is no different…(See More in Auction Reports)

St Cloud - 61 Kensington South Yarra - the 5th sale at circa $10m in a month

Early May:Five sales around $10 million mark in recent weeks – but the momentum may be easing.
Before we cover the marginal negative change in market sentiment over the past couple of weeks at the Ultra Top End, we feel it’s important to highlight the 5th sale at around $10 million that took place recently and that confirmed both the Pre Easter market spike and the power of the Kay and Burton Mexican Wave. The latest, a property at 61 Kensington South Yarra, was sold by Andrew Baines (he will need a tax advisor this month!) for more than $13,000,000. The property had something of a chequered past in terms of being on again, off again, sold, then sort of sold, then not sold. As a large landholding so close to the CBD it had positives. But it also had negatives: being near the freeway (noise) and overlooking power lines (visuals). That is what made for an interesting deal – it was a battle of wide opinions. Nonetheless it sold.

That makes a total of five sales in recent weeks at around the $10 million mark. Four were from Kay and Burton and one was from Marshall White.

So, after almost nothing for six months (a Kenley and maybe a Linlithgow excepted), bang – five were gone in a fortnight or so. Obviously buyers and sellers felt better and the K&B agents clearly smelled that. They did their Mexican Wave job well and pre-warned a number of buyers through a whisper campaign of what may happen. And see what happened! As soon as the first domino fell, the agents shouted (quietly) from the roof tops “Told you so” – and that lit the fuse on four more circa $10 million sales.

At times like this, when skilled agents are involved, certain homes appear to be under an irresistible force and deals get done. There is nothing wrong with this. It’s brilliant marketing and it’s what needs to happen to get a number of deals over the line. It’s not all buyers either – sellers are in on the Mexican Wave as well. They hear the whispers, see the results, get told “I told you so” too, and their price dexterity improves as they see real, concrete opportunity floating by.

However now that the early pre-Easter selling season is over, it seems that momentum has been lost again and the buying crowd are refocused on another game.

In the last few weeks the gloss at the Top End has faded a bit. Buyers are not quite as excited about what’s on offer – understandably given there are not a lot of publicly listed new hotties out there. As well some sellers have unwisely misread the recent activity as a market price increase and as such, without thinking, have in many cases put their homes back into the too hard basket.

What do the agents think?

We asked them: ‘Has the market changed a bit in the last week or two?’

Marcus Chiminello, of Marshall White, says that the market has definitely lost some of its ‘ooommpph’ in the last fortnight. ‘But this in my opinion is due to the almost complete lack of new and exciting stock.’

Michael Gibson of Kay and Burton says that while the market is very healthy – his company made four sales totalling around $50m around Easter – he does acknowledge that in the last fortnight ‘we have seen a loss of the momentum and this in my opinion is due almost entirely to the lack of new good quality stock at market prices.’

The Reserve Bank’s interest rate cuts can have  mixed results at the Top End.

The Reserve Bank gave us all a bit of a surprise with its recent rate cut of 50 basis points. But the impact of the rate cuts at the Top End will be mixed.

The diagram below shows the progress of two identical hypothetical negotiations that started before Easter. Back then the difference between what the sellers wanted and what buyers were prepared to offer was $600,000.

With the interest rate cuts, a couple of results could eventuate – especially at the Top End where often there is only one buyer.

On the one hand, a lower interest rate may give the buyer confidence to offer a higher price, as long as they are feeling secure in their job. At the same time, if the seller was say overseas and had an exposure to currency movements, the interest rate change may make the seller nervous. A large exchange fluctuation can alter the value of an offer more radically than any agent argy-bargy. So a seller at exchange risk may alter their price and help the deal and a buyer who is secure in their job may also help the deal in going a little stronger as he finds borrowing to be marginally cheaper. With just a $100,000 difference between offer and expectation there may well be a deal done.

Alternatively, the events of the last few weeks may have the opposite effect. The seller may have looked at some of the recent strong sales on the Top End market and have lifted their expectations even higher thus widening the gap. The buyer on the other hand may look at the interest rate cuts as an indicator of a struggling economy, and become more concerned about their future employment prospects, prompting him or her to reduce his original offer. Now the deal is even further apart, with a difference of $900,000 between offer and expectation.

The point of this hypothetical is to show how complex negotiations can be at this level, and how as a buyer you’ve got to navigate through a number of possible scenarios.

How do you get validation if you want to do more in the way of due diligence than take the selling agent’s word as gospel?

Personal Research – At the moment researching the high end without being in the know has a higher degree of difficulty than an Olympic half pike from the high tower – there seems tremendous secrecy surrounding every sale. With secrecy comes its close friend “uninformed speculation“. And when you throw into the mix limited numbers of sales, inexperienced buyers can bake a very different cake when it comes to value.

Valuers – This is fast becoming a profession under siege as margins are cut dramatically by banks. This means cost-cutting internally, which can lead to a lowering of standards. And once habits of careful fact checking are replaced by wham-bam phone calls to those who have vested interests in rubbery figures, all of a sudden we no longer have credible valuations. Which is not to say that there are not some excellent valuers out there for the Top End. But you need to question whether you should rely on those who have massive contracts with large developers, or who approach their valuations at 60 kilometres per hour with a Google maps mentality. Sure, they’ll fit in with what the selling agents tell you. And there won’t be any problems with the bank lending you the money. But if the figures you’re given are unreliable, you may have a big problem on your hands when it comes to resale.

Solution: Deal with the people who do the deals. Engage them to act on your behalf and ask them to justify and prove their selling or buying price thoughts. If the deal is big enough get verification though a reputable valuer – not one recommended by a selling agent, and not one who specialises in $400,000 Werribee homes – but a real one. Their fee is between $3,000 and $4,000. In this low transaction and therefore weak information market they can be more valuable than a building inspector.

So how do you negotiate in this market?

When validation is not possible and the market is unclear going forward, you really need to be on your game when making decisions – presuming that good decisions are your aim.

So as boring as it sounds, be clear on your goals and whether they fit this market. For instance, buying a home with a short term time horizon and wanting low risk are almost mutually exclusive concepts right now.

Longer term buying may well meet your emotional and financial goals.

Let’s skip the search strategies and some due diligence and get to pricing.

In this market its about price framing rather than price negotiation – by which I mean that haggling over $100,000 is really not the main game, it’s getting into the correct $1,000,000 segment in the first place that’s the most important.

A smidge of what we’ve looked at recently

61 Clendon Road, Toorak with Michael Gibson and Matt Davis. The quote price is $16m to $18m and it’s big land – around an acre  in the old language. The home is a beautiful one and for me the highlight is the library. It perhaps lacks a grand room, but that won’t  be an issue for the purchaser who will have plenty of scope to do what they want. The gardens are expansive and if you have the botanical  passion you will have the room to do something special. Full rating possible.

Off Market in Hawthorn with Jock Langley. The quote is $6m plus and it is a north facing rear, larger period home with tennis court.  The home itself needs a reconfiguration to bring its floor plan into the 21st Century and the garage placement needs some thought to take  full advantage of what’s on offer. Full rating for clients only.

61-63 Alfred St, Kew with Jin Shang from Jellis Craig. This 2300 sqm block with a large period home was sold at public auction in  May 2009 with strong bidding. I remember it well: half a dozen bidders got it to just under $5m. The overseas surge was just starting after the FIRB changes. Two years on and with no major changes to this “back to front” floor plan it will be interesting to see how the market now views this home. A big auction on May 19th. Full rating available.

And one by the beach – 43 Seacombe Grove Brighton with Barb Gregory of Marshall White. No quote is allowed under Executor’s  instructions, but circa $8m is what they may say if they were giving a quote. Interesting variables in this one are the quality of the view – it is strong - and how much extra this is worth. The ability to rebuild close to the front (STCA) and therefore take advantage of this incredible view is another plus. And finally there is a question as to what is the actual land size that prospective buyers will use in their calculations. This is far from a “normal” block. Brighton waterfront has been going at around $10,000 per sq metre for a few sales now, but $12 million wouldn’t seem right for this home given a lot of the block would be classified as driveway access. So is it in fact a 600 sqm  or 800 sqm or 1000 sqm block plus driveway? And is the market still at $10,000 per sqm for land as it was in recent sales at Mytton  and Shandford?

She was just passing through. BRIGHTON, 42 Bay St, Jonathan Dixon (JP Dixon), bought after auction for an undisclosed amount above $2,635,000, 2 bidders

The Reserve Bank‘s interest rate cuts can have mixed results at the Top End.

The Reserve Bank gave us all a bit of a surprise with its recent rate cut of 50 basis points. But the impact of the rate cuts at the Top End could be mixed.

The diagram below shows the progress of two identical hypothetical negotiations that started before Easter. Back then the difference between what the sellers wanted and what buyers were prepared to offer was $600,000.

With the interest rate cuts, a couple of results could eventuate – especially at the Top End where often there is only one buyer.

On the one hand, a lower interest rate may give the buyer confidence to offer a higher price, as long as they are feeling secure in their job. At the same time, if the seller was say overseas and had an exposure to currency movements, the interest rate change may make the seller nervous. A large exchange fluctuation can alter the value of an offer more radically than any agent argy-bargy. So a seller at exchange risk may alter their price and help the deal and a buyer who is secure in their job may also help the deal in going a little stronger as he finds borrowing to be marginally cheaper. With just a $100,000 difference between offer and expectation there may well be a deal done.

Alternatively, the events of the last few weeks may have the opposite effect. The seller may have looked at some of the recent strong sales on the Top End market and have lifted their expectations even higher thus widening the gap. The buyer on the other hand may look at the interest rate cuts as an indicator of a struggling economy, and become more concerned about their future employment prospects, prompting him or her to reduce his original offer. Now the deal is even further apart, with a difference of $900,000 between offer and expectation.

The point of this hypothetical is to show how complex negotiations can be at this level, and how as a buyer you’ve got to navigate through a number of possible scenarios.

How do you get validation if you want to do more in the way of due diligence than take the selling agent’s word as gospel?

Personal Research – At the moment researching the high end without being in the know has a higher degree of difficulty than an Olympic half pike from the high tower – there seems tremendous secrecy surrounding every sale. With secrecy comes its close friend “uninformed speculation“. And when you throw into the mix limited numbers of sales, inexperienced buyers can bake a very different cake when it comes to value.

Valuers – This is fast becoming a profession under siege as margins are cut dramatically by banks. This means cost-cutting internally, which can lead to a lowering of standards. And once habits of careful fact checking are replaced by wham-bam phone calls to those who have vested interests in rubbery figures, all of a sudden we no longer have credible valuations. Which is not to say that there are not some excellent valuers out there for the Top End. But you need to question whether you should rely on those who have massive contracts with large developers, or who approach their valuations at 60 kilometres per hour with a Google maps mentality. Sure, they’ll fit in with what the selling agents tell you. And there won’t be any problems with the bank lending you the money. But if the figures you’re given are unreliable, you may have a big problem on your hands when it comes to resale.

Solution: Deal with the people who do the deals. Engage them to act on your behalf and ask them to justify and prove their selling or buying price thoughts. If the deal is big enough get verification though a reputable valuer – not one recommended by a selling agent, and not one who specialises in $400,000 Werribee homes – but a real one. Their fee is between $3,000 and $4,000. In this low transaction and therefore weak information market they can be more valuable than a building inspector.

So how do you negotiate in this market?

When validation is not possible and the market is unclear going forward, you really need to be on your game when making decisions – presuming that good decisions are your aim.

So as boring as it sounds, be clear on your goals and whether they fit this market. For instance, buying a home with a short term time horizon and wanting low risk are almost mutually exclusive concepts right now.

Longer term buying may well meet your emotional and financial goals.

Let’s skip the search strategies and some due diligence and get to pricing.

In this market its about price framing rather than price negotiation – by which I mean that haggling over $100,000 is really not the main game, it’s getting into the correct $1,000,000 segment in the first place that’s the most important.

Prahran, 4 Grandview, Jeremy Fox, Under the hammer, $4,570,000. 3 bidders

Saturday March 31st: Solid finish to the month – partly as a result of vendors lowering their expectations as they feel the market may get worse before it gets better, partly due to some good stock and partly because buyers can’t really see anything of note on the market after Easter.

But to keep some perspective if you read our archived $3m+ reports of previous years you will see the same buoyant activity leading into Easter -  its after Easter that gets interesting.

Big Day at Auctions for the Top End

• Prahran, 4 Grandview, Jeremy Fox,  under the hammer $4,570,000, 3 bidders. This was a Super Saturday sizzler! Three determined bidders contested for this breathtaking property after auctioneer Jeremy Fox kicked things off with an opening vendor bid of $4,000,000. It was a little slow at first but the action heated up as the third bidder chimed in. He eventually secured the property for $4,570,000 and that sparked applause from the 130 onlookers.
  James Home Rating 865/1000 “I found it hard to find fault with this home – its WOW all over – the flow works brilliantly, locale for Prahran is in THE street and garaging, kitchen, laundry set up is efficient and classy – the north light is brought in nicely into living areas. The bedroom set up works and the reflection pools aren’t twee they are classy. Do I sound over the top on this? This home will fly and I mean fly unless the RT boys cook the quote or the vendor is dreaming. Best guide is 51 Murray St Prahran in May 2010 (See our rating and auction report, over $3,700,000) and the recent sale of similar land size without the same WOW by same company a couple of weeks ago at 22 Murray St (north of $3,400,000). Our suggested strategy to buy – dig deep on the day or go hard and early now!  ” Mal James

• Armadale, 3/50 Hampden, John Bongiorno, under the hammer, $3,360,000. 2 bidders.  Last sold for just over $2,500,000 in 2005.
• Toorak, 27 Selborne, Jeremy Fox, after auction,  $3,300,000, 1 bidder

Pass-Ins

• Toorak 49 Irving, Passed In on a vendor bid at $4,500,000
• Camberwell, 12a Royal, Passed In on a vendor bid at $4,100,000

February Top End Pass-Ins still really struggling a month later!

But it’s not all good news at this level if you don’t get the price right. A month ago we reported on ten auctions over $2.5 million. Two sold on the day and eight passed in. Since then only a further two have sold and both were below the pass-in price. Although the stat is on a small sample it says at this level 40% clearance rate after a month.

Friday March 30th: 2a Chelsea St Brighton with Sturt Hinton of Kay and Burton got away after an eternity on the market for an extremely healthy result of $3,600,000 (according to another agent).

Thursday March 29th: Expressions of Interest still working with Michael Armstrong moving 11 Moralla Road Kooyong – over $5million.

There has definitely been a resurgence in Bayside in the last few weeks at the top level and one new company that is giving the big boys a run for their money is Nick Johnstone of Nick Johnstone real estate – as you know we have a fair bit of time for him, as he actually gets off his back side and shows you homes, suggest alternatives, tells you asking prices (which a number of others for some stupid reason think should be a complete mystery) and follows you up. Good real estate at the Top End is not for rocket scientists – we know because we aren’t. Turning up with a sprinkling of facts and treating people with a certain level of decency is ¾ of the job. Anyway let’s look at Nic’s circa $3m sales this month alone in Brighton

• 1 Norwood – North facing land one back from the beach
• 20 Birdwood – James Home Rating of 714/1000
• 13 Halifax – ripper property see our James Home Rating 661/1000
• 19 St Ninians – heart of the Golden Mile see our James Home Rating 588/1000

And while on the subject of smaller boutique companies we have always liked the work of Paul Richards who sold 53 Barnard Kew for we believe over $6,000,000 earlier this month and we were amazed to see another company claiming the deal – anyway Bekdon Richards with Evan Lykourinos is a young company who also speaks reasonably accurately, gets out of bed early and pushes through some big deals quietly over the line.

And one for the big boys – Justin Long of Marshall White moved 8 Harvey St Malvern on Monday for we think over $4million – went through it late last year and thought it may take some time to shift – a credit to his persistence and if achieved anything over $4m in this market it would have been a good result for both parties.

Another one quietly gone in the Gascoigne (Kay and Burton) at circa $3m price level and the big one in Boroondara should emerge soon to give some small confidence at the Top of the Top End. Not trying to be tricky but we do respect privacy when asked.

Mortgagee Auction: 8 St Ninians Brighton, David Hart, Under the Hammer, $4,900,000, 3 bidders

Saturday 24th March: It is neck and neck for the strongest areas in the $3 million segment for March: so far Brighton has sold 7, Hawthorn, Kew and Canterbury also 7 and Toorak 6 for the month so far – daylight the rest.

• Brighton, 8 St Ninians, David Hart, $4,900,000, 3 bidders.
• East Melbourne, 125 Gipps St, the newly married Nathan Waterson should pay for the wedding with a private sale at slightly below $4,000,000. A great terrace home and a good result, but below initial ask and took a fair while for the vendors to come into line. Next door’s ask now seems even more courageous than when I first heard it. But I have had the taste of humble pie once or twice this month so will wait and see.
• Kew, 5 Tregarron Avenue, Sam Wilkinson – Expressions of Interest in the mid $3 millions. Now with Sam who has deservedly a good reputation at this level on these homes. Is he not the spitting image of young Brains on Thunderbirds!
• Hawthorn East a quiet one away for Nicholas Franzmann and hopalong Walter Dodich in the over $3m category. New home build – good result in the end.
• McKinnon, 41 Rose St – yep its not a misprint – McKinnon – Adam Joske and Phillip Kingston under the hammer at $70,000 short of $3,000,000. 3 bidders and a crowd of over 200.

Top  Pass Ins

• Brighton, 11 Alverna Grove,  passed in, $3,000,000, no bidders
  A big crowd turned out to have a look at this impressive 7 year old home overlooking parkland at the end of a dead end street….(See more in Auction Reports)
• Balwyn, 26 Metung, passed in, $3,000,000

The New Way to do Business at the Top End - An Abercrombys Private Auction - 11 Bates St Malvern East selling over $6 million – Jeff Gole and Tim Derham

Thursday 22nd March: The Abercromby Private Auction – possibly the new Expressions of Interest. Private Auctions are where a home is advertised usually for a mid week auction and only those who register interest are allowed to attend.

11 Bates St Malvern East was a great example of how it works. A number of pre arranged private inspections are organised during the course of an advertised auction campaign. A few days before the Private Auction (Thursday), all potential buyers register interest and are required to indicate a starting bid. In this case the written starting bid was $5.9 million (I’m not sure what that proves, but anyway).

They are by invitation only (and I saw some people being  turned away at the door). At 11 Bates three parties turned up. Two bid – well I think it was two – the spiel was given by Tim Derham and he declared that there were two pre recorded bids. One bidder asked to see them and she was duly shown the written bids. What surprised me was that she accepted them without asking Tim to point out who the actual written bid was from. But we move on. Anyway this feisty lady tried in all manner of ways to lower the bids (and good on her) until a $50,000 bid was accepted after Tim had cheekily asked for a $200,000 rise (well he tried hey!). The property was eventually passed in to the lady. A deal was done behind closed doors over the magic $6 million mark, post auction. Surprisingly despite the written bid, no-one else bid, including the writer of the bid. Mmmm!

Digressing slightly, this was in our opinion about the right money for this very rare and truly great home, given we figured it was worth $3m for the land and $3m for the home and the rest was going to be emotion. Read our James Home Rating if you wish.

But back to the Private Auction. Not only is it a civil way to conduct proceedings at the Top End but it also probably circumvents the new cooling off period laws – if an auction by invitation only still constitutes a public auction. That’s one for the legal boys.

This is the third of its type we’ve been to over $3m in recent times and all have worked (for the seller). As a buyer the normal rules apply as at a public auction – do your homework on value, have representation to protect your privacy and manage the bidding; and of course have a suitable post auction strategy to prevent the irresistible force of “Slapper” in full voice running you up the flag pole above fair and reasonable.

The more we see the Abercromby guys in action, the more impressed we are with how they do business at the Top End. Yes Tim Derham can hit you between the eyes when you least expect it and Jock can chew your ear off on why a home is worth such and such without necessarily dropping a fact into the conversation (he gets some very big deals over the line); but when you look at their line-up, which includes Rob Vickers Willis and Andrew Harlock, this Top End boutique agency is truly the hired gunslingers (with some morality) who are knocking the Top End around a bit right now. No we don’t get anything from them, but we at James like the way they are doing business right now with the Private Auctions (it’s innovative and its working) – has a relative degree of transparency about it (although you do need pre auction preparation and post auction pass-in skills if you are to give as good as you get – they are working for the vendor not you the buyer) and they are actually pleasant guys (not working for you but pleasant). Jeff Gole is a solid, ethical and experienced addition to the Abercromby family. Liking your work right now boys.

35 Stonnington Off Market - Over $6m

Off Market: 35 Stonnington Place Toorak also Jeff Gole and Tim Derham (they’ve had a good week these old blokes). Went through this off market home about a month ago. Pretty well the Toorak new build formula – big, thoughts of pretension, all the features but lacked a little soul when you lined it up against the calibre of 11 Bates St above. Was around the $6m mark the right money? I feel so and that represents a 25% rise on its last buy price during the GFC. Yes we may be in a market that may fall some more but we also may be in a market that has corrected and will begin to rise again. If you know for sure where we are in the cycle can you let us know please – we agents out here are waiting for that sign from God!

Tuesday 20th March: Another half dozen buys at the $3m+ level this week, with Bayside showing the most consistent activity

• 55 Sussex St Brighton (Jonathan Dixon) finally gets way after beginning its sale campaign with another agent in the stratosphere and selling at what now deemed to be market value.
• 27 Chelsea St (Danielle Martin of Barleys) organises the ink after a long but ultimately successful campaign on a solid block with a home that needed some work.
• 29 Seymour Avenue (Ian Jackson) forever the consummate professional brings two parties together, no not at the initial courageous $5m+ ask; but at the still pretty impressive mid $4 million mark. With land being bought in the early $2m’s a few years ago; holding costs and a pretty solid build ( lift, basement and other features) the buy, build and sell quick is not proving to be the absolute goldmine it once was – but nobody’s saying this was not an acceptable result – just tight.

Monday 19th March: Reprinted from The Weekly Review – “The market can be so fickle at the top end”

So you’ve heard there’s a bit of life at the Top of the Top End – that is the $3 million price bracket. Is it true? Well, yes and no.

After taking forever to get out of the blocks in 2012, the starting gun finally seems to have fired for the $3 million plus market. But the big question in this Olympic year is whether this is a false start or the beginning of some sustained running.

The thing is, that at this price level markets are very fickle and rise and fall quite dramatically within short periods of time. Its sub markets, such as land only or trophy homes or new builds, go up and down with even more elasticity, as demand for these is far more variable than for say a median priced inner suburban home.

Even so, the Top End can have some oomph even while operating a lower price level. It’s a bit like a footy team that is outside the top eight and then gets it act together to make a run at the eight, even if it may not be operating at the levels of the top four.

So where are we now in Mid March 2012 in the Bayside and Inner East Market above $3million?

The current market does have some oomph but it is nothing like the halcyon high turnover days of 2007 and 2010. While there is some good stock on offer, there is also plenty of rubbish. Also worth remembering is that we saw signs of life like this at around the same time in 2011, only to then see momentum die away after Easter. The market did come up for some air in September but then it sank again for the rest of 2011 (except for one or two notable exceptions).

Last year was a classic stalemate market – with many vendors barking orders down to their agents and many buyers looking up at the prize, offering a limp handshake and then walking away unsatisfied when it wasn’t taken up.

So far this year things seem a bit more lively. When pushed some buyers are putting in a second effort, helping to push some prices up. Sellers seem more prepared to meet the market rather than sticking stubbornly to their asking prices as they did last year. However, this does not add up to uniformly increasing prices. In fact a number of homes have transacted at lower prices than the previous peaks or when they last sold.

Let’s get specific

What has been selling?

• Hawthorn East, 2 Buley St, Jason Scillio (Kay & Burton), Sold after auction above $3,700,000, 2 bidders:
• Sandringham, 47-49 Victoria St (Julian Augustini) – Big parcel of land, on the market since late last year and sold in the mid $3 millions – a solid result.
• Camberwell, 19 Waterloo, (Rob Vickers-Willis, Greg Toogood) Bought under the hammer in front of a crowd of 80 people. Bidding opened at $2,700,000. On market at $3 million. 4 Bidders

What has been selling, but at lower than previous levels?

• Hawthorn, 33 Kooyongkoot Road (Tim Picken and Scott Patterson) – A huge block (2800sqm) in THE street on the crest of Scotch Hill. Sold for around the quote price of $8 million, lower than it sold for in the 2007 peak. This was a good sale just at lower levels.
• Malvern, 9 Woodmason St, (Jeremy Fox), Sold after auction, above $3,530,000, with 3 bidders. This was only bought a few years ago and we believe at a higher price. This was a good sale just at lower levels.
• Brighton, 47 Champion St (Ian Jackson) – Had been on the market (with another agent) for an eternity, considering its quality, with an asking price initially over $3.5m – Bought mid week for we believe just under $3m. This was a good sale just at lower levels.

What has not sold at auction?

• East Melbourne, 125 Gipps St – passed-in $3,850,000
• Williamstown, 27 The Strand – passed-in $3,000,000
• Toorak, 24 Heyington – passed-in $2,900,000

And there are plenty more of these out there, as you’ll notice if you do a search on homes over $2.5 million on any real estate portal. Last time we did that, up came 250 homes, which should tell you that despite a dozen or so buys/sells in the last week there are still many “wannabe” sellers out there who may not have got their pricing correct.

19 Waterloo Camberwell hits $3,045,000 in a Rob Vickers-Willis mid week auction

Thursday March 8th – Camberwell, 19 Waterloo, (Rob Vickers-Willis, Greg Toogood) Bought under the hammer in front of a crowd of 80 people. Bidding opened at $2,700,000. On market at $3,000,000. 4 Bidders (Architect Adam Auction Report)

James Home Rating 810/1000: 19 Waterloo is a very good property, and one that which should defy any  negative market conditions  as  it is a unique offering . We see this type of property only about six times a year and,  if vendor expectations are reasonable and the agent manages the campaign well, then a strong result generally comes about….. (see James Home Rating for full details)

Wednesday March 7th – Hawthorn, 33 Kooyongkoot Road (Tim Picken and Scott Patterson) – the big one on Scotch Hill – 2800sqm in THE street on the crest of the hill was bought today for we believe around the quote price of $8,000,000. This shows their is a market for sensibly priced Top End homes – meaning it had a lower quote than what it was last bought for in the 2007 peak. James Home Rating 752/1000 – see rating for full details.

64 Sutherland Road Armadale – (Jock Langley) – Inner city larger terrace home was bought in a private negotiation and 16 Monomeath Avenue Canterbury (Doug McLauchlan) which passed in on Saturday for $4,700,000 was cleaned up in post auction negotiations for an undisclosed amount – the quote was $5,000,000 plus.

Biggest Sale of 2012 so far 33 Kooyongkoot

Tuesday March 6th – Kay and Burton Trifecta

• Toorak, 46 Canberra Road, Michael Armstrong and Ross Savas – bought before auction around $4 million.
• Camberwell, 69 Broadway, Michael Armstrong and Ross Savas – was quoted between $6,000,000 and $7,000,000 and had been on the market since last year with another agent and we believe was sold in the last day or two for an undisclosed amount.
• Portsea, 3831 Point Nepean Road – Liz Jensen, Kay and Burton, $3,200,000 – bought before auction.

Hawthorn East, 2 Buley, Jason Scillio, Bought After, Over $3,700,000. 2 bidders

March 3rd: We had the first signs of life in the Inner East this weekend and it now seems the Bayside Top End may be dragging itself out of its Summer slumber. After last week’s Sandringham Top End action, we saw sales this week at:

• Brighton, 192 Church St (Ian Jackson) – On market for some time at over $4m – Bought mid week just shy of that
• Brighton, 47 Champion St (Ian Jackson) – On market (with another agent) for an eternity, considering its quality, with an asking initially over $3.5m – Bought mid week for just under $3m.

Biggest Auctions:

• Hawthorn East, 2 Buley St, Jason Scillio (Kay & Burton), after auction above $3,700,000, 2 bidders: Jason Scillio was our master of ceremonies here and he led the way strongly and professionally, politely refusing low increment bids and keeping the auction moving along smoothly and quickly…(see more in Auction Reports)
• Malvern, 9 Woodmason St, Jeremy Fox (RT Edgar), after auction, above $3,530,000, 3 bidders: Interested to see how this recently on the market and sold quality home goes at this indoor auction in front of crowd of around 40…(see more in Auction Reports)
• Toorak, 33 Evans Court, Gowan Stubbings, After Auction, around $3,400,000, 1 bidder: This beautifully presented property attracted a sizeable crowd on a gloomy day. An opening bid from the crowd of $3,260,000 was trumped by auctioneer Gowan Stubbings ..(see more in Auction Reports)
• Brighton, 3 Tennyson St, Leigh Hallamore (Buxton), under the hammer, $3,270,000, 3 bidders: Indoor auctions aren’t always that exciting, but this bucked the trend and was fast paced, entertaining and high energy all rolled in to one…(see more in Auction Reports)
• Brighton, 19 St Ninians Rd, Nick Johnstone (Nick Johnstone), after auction, $3,150,000, 1 bidder: The loud chatter of the crowd, with umbrellas in hand, who stood in a series of small huddles, made the weather seem much less dreary….(see more in Auction Reports)
• Fitzroy, 112 McKean St with Shayne Mooney of Nelson Alexander – just over $3million

Biggest Pass-Ins:

• Canterbury, 16 Monomeath Ave, Doug McLauchlan (Marshall White), $4,700,000, no bidders: Outside, and under a substantial porch, a crowd of 80 gathered. Doug McLauchlan opened with a vendor bid of $4,500,000, adding another at $4,600,000…(see more in Auction Reports)
• Albert Park, 79 Beaconsfield Parade, Geoff Cayzer, $3,300,000
• Elwood, 8 Dickens St, Marshall Rushford (Hocking Stuart), $2,950,000,  2 bidders: This great old dame attracted a lot of curious bystanders – even (I was told) a former owner of this amazing old mansion, who had come along to see just how much it was worth in today’s market…..(see more in Auction Reports

However, there is still a lot of property at this price level on the market in Bayside and the Inner East that is simply sitting there doing nothing.

Overall the $3M+ market is seen by optimists as treading water and by realists as still edging backwards.

Monday 28th November – 57 Cole Brighton ( Peter Kennett of Hocking Stuart). A family home with some floor plan issues that has been on the market for sometime, has been bought after a few interested parties were gathered together in an Expressions of Interest Campaign and one person popped up over $3,000,000. We rated the home 757/1000 mainly on its position and land characteristics.

Big auction, big crowd and big bidder numbers: 98-100 Mont Albert, Canterbury, Alastair Craig (Jellis Craig), under the hammer, $3,380,000, 6 bidders

End of Spring Market Summary

Bidderman: The stats over the last 3 weeks (below) highlight in our opinion exactly what has been happening to a large extent all year. Two weeks ago we reported 27 bidders on 5 homes and 14 bidders combined on the other 21 auctions. Last week it was the same story – 17 bidders on 4 homes auctioned and only 15 bidders combined on the other 21 homes that we reported on. This week we had 26 bidders on 7 homes and 24 bidders combined on the other 27 homes we reported on. If you are hot, you can be really hot and if you’re not then you need a panadol and a good agent.

Clearance Rates: Basically on auction day you have a 50/50 chance of selling – although demand for $3m+ properties has weakened in last fortnight.

Stales: (long term pass-ins) The market is acting on properties where prices have been adjusted, and continuing to pass over homes where the vendor remains committed to a price rather than a result. One month after Super Saturday a full third of the homes that went to auction still had not been sold. It is not true for agents to say they are all being cleaned up. They are not.

Expressions of Interest – are no different to auctions. At the Top End last month we nominated 8 homes to monitor as having Expressions of Interest closing dates either side of the Melbourne Cup. Of those eight, four (50%) have sold around the proposed closing time and the others remain on the market. The four that have sold were goodies and they got exceptional prices. The other four – well, they remain unattached to a buyer.

The Top 3 things buyers can do to take advantage of what is on offer before Christmas.

1)   Find: Off markets, stales, rebadgers and pass-ins. Many homes are being re-presented after failed campaigns early in the year. If they failed on price then, why pay it now? Off markets are back in season as many recent buyers would be keen to see a quiet sale before Christmas rather than wait till 2012 – there may be a bargain there. Stales – don’t give up. If it’s a home you like then revisit with a  written offer – even if the asking price is baloney. Rule One in this market: if you don’t ask, you don’t get. Man up and put the offer in!

2)  Assess Price: Use past sales carefully and change their meaning – sales of six months ago are now the ceiling prices, not the floor prices (as in previous years). The market is going backwards in price, not forwards (A graders excepted).

3)   Negotiate: As buyers if you want to negotiate to your advantage while still maintaining a reasonable level of risk in terms of buying versus missing out on the home, then you need to be able to apply the Fisherman’s Friend Wet Fish Slap on overpriced homes. You know the commercial – where she gives him an uppercut with a wet fish. If the price is baloney and you are not going to pay it, don’t walk away – you may be doing yourself and the seller a disservice, as you may in fact be the best buyer. Go and hit the seller with the Fisherman’s Friend Wet Fish Slap and then apply pain relief afterwards. This is exactly what our selling agent friends have been doing for years in post auction negotiations. They hit you hard with a big number, then they offer to relieve your pain (slightly). So if you have a sensible price, go and offer it – you may well be the seller’s best deal and if you walk away because of your timidity, then both you and the seller lose. If aFisherman’s Friend Wet Fish Slap is not your caper consider hiring a professional who can help you – it’s invigorating. And of course if it doesn’t have the desired effect – consider moving on.

Saturday 26th November Weekend Auction Results

Bought

• 98-100 Mont Albert Road Canterbury (Alastair Craig) – $3,380,000 – 6 bidders
• 25 Grange Road Kew (James Tostevin) – Around $3,000,000 – 1 bidder
• 24 Anderson Malvern East (Heather Elder) – Around $3,000,000 – 2 bidders

Passed-In

• 2 Collins St Brighton – $2,975,000 – 0 bidders
• 1022 Malvern Road Armadale – $2,800,000 – 0 bidders
• 21 Wattle Road Hawthorn – $3,050,000 – 0 bidders
• 68 Molesworth Kew – $4,600,000  – 0 bidders
• 20 McGregor Middle Park – $3,200,000 – 0 bidders

Friday 25th November – 58 Howitt Road, Caulfield North has been bought for a record Caulfield price according to the effervescent Ross Savas of Kay and Burton. The price;  well can say they were talking $6 million and the calibre of the home leads us to conclude they would have got that, so over is definitely not out of the question. This was a truly great home, our James Home Rating of 838/1000 is one of the highest we have scored this year. The market is obviously still recognising and paying for great quality.

Thursday 24th November – 25 Montalto Avenue Toorak ( Nicole Gleeson) – Basically land only for the area as the home requires a serious reno – passed-in last Saturday on a lone vendor bid of $3,450,000 was bought today for an undisclosed amount.

Wednesday 23rd November – 58 Glyndon Rd, Camberwell (Jock Langley) Private Auction  BOUGHT over $3,300,000: Attended this mid week private auction  just in case a bargain was to be had. No bargain, with a very healthy Tim Derham – Abercromby’s auction – 3 bidders and passed in for $3,300,000 and bit – deal was negotiated after wards in excess of that figure. Strong result – this is still outer Camberwell!
PROPERTY: James Home Rating Excerpt: Big home in the “almost ‘burbs” on 2100 sqm with tennis court – it’s all about the land. Set down for a private auction as opposed to a public one – (mmmmm, that’s an interesting twist) on November 23rd. What is the land per sqm at this size worth? How many other competitors do I really have in this market? Am I better to go before and if not successful how will I manage a Jock Langley pass-in?

Monday 21st November – 6-8 Myrtle St Brighton (Barb Gregory). This last weekend’s biggest auction – and another private one at that, was completed at a price over the quote of $6,000,000. So another solid Golden Mile sale with land in excess of 1600 sqm plus some solid improvements and another good result for Marshall White in Brighton. While private auctions are very secretive they seem to meet the vendors requirements for privacy and a buyers liking for transparency – perhaps a way of the future for some key homes.

Subdued mood: Toorak, 25 Montalto Ave, Jason Scillio (Kay & Burton), passed-in $3,450,000, no bidders

Saturday 19th November: At auction only two out of ten were reported as sold at the $3m+ level.

• 19 Florence St, Kew (Diana Healy) – Bought for over $3,600,000
• 2 Monomeath Pl, Canterbury ( Richard Earle) – Bought after for over $3,100,000

Pass-Ins at

• 47 York St, Kilda West – $3,800,000
• 24 Monaro Rd, Kooyong – $3,500,000
• 25 Montalto Ave, Toorak – $3,450,000
• 9 Berry St, East Melbourne – $3,200,000
• 11 Victor Ave, Kew – $3,000,000
• 2 Snooks Crt, Brighton – $3,000,000
• 26 Stawell St, Kew – $2,950,000
• 6-8 Myrtle St Brighton – undisclosed

Overall quite a weak day – although having been through many of those pass-ins I can say that a number were not the most exciting of offerings.

Friday 18th November: The Christmas Stock Flood has really gained some momentum in the last week with a large influx of homes coming onto the market right now – especially at the Top End (look at our stock graphs in Market News). This has to be good for buyers. Where in recent times our main role has been finding quality homes – the bulk or our work has moved to assessment and negotiation. Price is such a movable beast right now and it’s good, as a buyer, to have an open mind and strategies (within your acceptable risk v reward parameters) to take advantage of the lay of the land. Please that is not to say that all the goodies are being given away – far from it – but once a home falls into that certain category (eg stale, overpriced or a B grader) then significant discounts are possible – if the vendor wants to sell. Yes you need to know what to do, how to do it and when to do it – but professional advice can fill that knowledge gap for you. Two properties purchased in the last fortnight or so $700,000+ off the original asking price and that was a $3m home and $300,000+ off the original asking price and that was a $2,000,000 home. The market is operating normally – however now, more so than at any other time this year, it is a true buyers’ market – Great Choice and Negotiable Prices. Buy Well.

Wednesday 15th November: 4 Kiers Court Caulfield North (Phillip French)  one of the more distinctive homes I have seen this year is now reported as sold in excess of $3,000,000. Our James Home Rating was 684/1000 (see below) and what the owners did with a difficult block was in my opinion, amazing and the price was solid. Also a huge block at 181 Gipps St East Melbourne (Sarah Case) over 1000 sqm was bought undisclosed (over $5,000,000) and finally to complete the RT Edgar trifecta 29 Loch St, St Kilda West (Anthony Grimwade) almost 1000 sqm plus period home was bought for $3,800,000.

Tuesday 14th November: 3/61 Nepean Highway Aspendale (Rowan Thompson) which we reported as passed-in on the weekend, has now been bought for $3,150,000.

TOORAK 49 Mathoura Road, Justin Long, 4 Bidders, $5,220,000

Saturday 12th November: 3 biggies – 2 bought and 1 passed in.

47 Kinkora Rd, Hawthorn, Peter Batrouney (Jellis Craig); Under the hammer, $5,660,000, 4 bidders
Grace Park, north-facing rear, big land and beautiful period home. Some may say a drover’s dog could sell this on a sunny day, but that would be unfair on Peter Batrouney and Campbell Ward. This writer knows for sure we will get a first rate performance and in all likelihood a very solid result. About 120 have gathered in the back yard and we begin with a vendor bid of $5,000,000. Quickly in $50,000s between Bidder 1 and Bidder 2 we reach $5,300,000 and a half time break. Two more bidders join in and it’s on the market at $5,500,000. A few more bids and it’s all over at $5,660,000. A typical successful Peter Batrouney and Campbell Ward / Grace Park auction.

49 Mathoura Road Toorak, Justin Long: Under the hammer, $5,220,000, 5 bidders
Justin Long is a very experienced and capable auctioneer and he needed to be today as he was put under pressure by bidders constantly trying to reduce the bids he was calling for. He held firm time and time again, and in the end the vendors would have to think (whether they were happy with the price or not) that without Justin’s skill and endeavours, this property might not have been sold this weekend. Five bidders all with their own individual strategies locked horns for 45 minutes involving breaks and multiple “is it on the market?” questions. The opening bid was $4,000,000, the property declared on the market at $4,950,000 and eventually bought under the hammer for $5,220,000.

Biggest Pass In: 3/61 Nepean Hwy, Aspendale, Rowan Thompson (RT Edgar); Passed in $3,000,000, 1 bidder
The excitement was in the air and the house was buzzing with people enjoying the sunshine and the stunning panoramic view of the beach literally on the doorstep.  With only 500 beach front homes in Melbourne, explained auctioneer Rowan Thompson to the large crowd of 100, the “international standard resort style property” represented  a wonderful opportunity.  Mr Thompson opened proceedings with a vendor bid of $2,800,000 and sought $100,000 rises.  With Mr Thompson’s encouragement, a bidder from the crowd obliged with a bid of $2,900,000.  A vendor bid of $3,000,000 followed and despite Mr Thomson’s best efforts, there was no further bidding on the day and the property was passed in on the vendor bid.

Friday 11th November: This is a typical week at the Top End for me. I have been through the following homes, given them a James Home Ratings (not for public display), calculated buyer value and price ranges and noted a few negotiation strategy issues each home may present when attempting to maximise buyer outcomes:

PRICE: $3,000,000+ (Agent Quote)
POSITION: 7 Linacre Road, Hampton, (Jenny Dwyer)
PROPERTY: James Home Rating Excerpt: Complex family home with water views (quality ones of Yacht Club), multiple living areas, 5 bedrooms on one level, dual staircases, basement and all on 635 sqm in one of Melbourne best inner seaside precincts. Price – that will be interesting as will the method of sale – both rare birds for this part of the world right now.

PRICE: $5,250,000 (Asking Price)
POSITION: 29 Seymour Grove, Brighton (Ian Jackson)
PROPERTY: James Home Rating Excerpt: North-facing rear, brand-new build on a big block around 1,000 sqm. Upstairs is very good, perhaps a lift was needed at this price. It’s to a formula and one that always sells when buyer meets seller or vice versa on price – that meeting price – well that is the big question? I remember going to the land auction around the start of the GFC (early 2008) and it was bought quite well at $2,100 per sqm – bought quiet well, considering what other knockdowns in this street and Wolseley had gone for, a short time before this auction.

PRICE: $8,000,000 ish (Agent Quote)
POSITION: 18 Fitzroy St, Kilda (Michael Gibson)
PROPERTY: James Home Rating Excerpt: Has already received a lot of publicity due to its current owner and the facade photograph is wonderfully enticing. A home of pluses and minuses for different family types. One of the real pluses for some families would be the rooftop pool – spectacular is an understatement. Location is also smack bang in the middle of the action. Building was an advertising agency office in a previous life – although much of the work was already done when this last sold (twice in 2004 between $3,000,000 and $4,000,000) .

PRICE: $6,500,000 plus (Agent Quote)
POSITION: 21 Isabella Grove, Hawthorn (Scott Patterson)
PROPERTY: James Home Rating Excerpt: It’s a trip back in time. The entrance really looks like a movie set from Charles Dickens (love the dome). One of the most powerful views for me was actually through the kitchen window of what would have been servant’s quarters – the form the steps take going back up across the road stick in my mind. The home itself is obviously one for specific tastes and you will have a few issues to get your head around if you are going to be the buyer – but that could be well worth the mental effort.

PRICE: Circle $10m to $12m (Agent Quote)
POSITION: 1 Harcourt St, Hawthorn East (James Tostevin)
PROPERTY: James Home Rating Excerpt: Most “in the trade” would describe this as a big thumper and the agent quote estimate says you are going to need a big wallet to match. Valuing this would require an open mind and purchasing well, would require a firm base on goals and a flexible strategy to test on many levels. The house – well – it’s not about the house, there are bones to work with. No, in my opinion it is all about is the land and more to the point the shape of the land and where the home sits and what you want and can do within its limitations. So is the land worth the $sqm of  say no 49 Harcourt which had two bidders at auction and went for over $7,200,000 last year or is there a discount involved? Challenges for all parties if this is to be a deal.

PRICE: In the picture you can see next door which was also subject to a similar campaign recently at a similar asking price tag ($20,000,000 to $30,000,000). The price –  if it does indeed sell – will be a source of conjecture, supposition and innuendo for months to come just like Shakespeare Grove was last year and just like when this home was so famously bought and sold last time (a decade ag0).
POSITION: 1 Towers Rd, Toorak (Michael Gibson)
PROPERTY: James Home Rating Excerpt: Wow – if you can work out a way to get through this home you should. An art deco masterpiece with pool, tennis court, contemplative gardens all on a Toorak acre. The entrance and view from the kitchen are very powerful. At this price level, there are many more questions, but it always comes back to one final one, when the others have been answered – How can I buy this for the best possible price? Your answer may well be determined by the relationships you keep.

PRICE: Around $3million is Agent Jock’s quote
POSITION: 58 Glyndon Rd, Camberwell (Jock Langley)
PROPERTY: James Home Rating Excerpt: Big home in the “almost ‘burbs” on 2100 sqm with tennis court – it’s all about the land. Set down for a private auction as opposed to a public one – (mmmmm, that’s an interesting twist) on November 23rd. What is the land per sqm at this size worth? How many other competitors do I really have in this market? Am I better to go before and if not successful how will I manage a Jock Langley pass-in?

PRICE: Around $4,500,000 (Agent Quote)
POSITION: 68 Molesworth St, Kew (Hamish Tostevin)
PROPERTY: James Home Rating Excerpt: This is a home of thought and quality – and with a price tag quoted over $4.5m if you are going to be the buyer you are going to have to put some thought and quality into how to go about this – such as, what is this home really worth? It is a very specific home – big in size, lifts, views, a lot of WOW. Attention to detail is obvious. But what about heating and cooling and sun with all that glass. Land value is not hard but home value – is this a $1.5m or a $2.5m build and will that matter? One of those buys where process is so very important if you want to buy well. A rare offering for the modern home buyer and worthy of serious consideration.

Grand Sale Land Sale in Kew - Tender Closing Today (Friday 11th November). It will be interesting to see what happens at 6-12 Madden Grove Kew on this mini-subdivision of 4 blocks around 600 sqm each. Mark Dayman and Antony Woodley taking in the offers and have expectations above $2,000 per square metre.

Thursday 10th November: Another three strongish Toorak buys in the last week.

• 16 Kenley Court Toorak (Michael Gibson of Kay and Burton) – Bought for over $12 million for nearly 2000 sqm of land a very substantial home. James Home Rating 779/1000. Excerpt from James Home Rating:

The big pluses for me are the court location, the look from the street and the gardens – tranquil, serene, sanctuary – all those words that are antonyms to stress. This is what the gardens are, and for me they are the major selling point to 16 Kenley. The home, well for most of us (i.e. those who can’t afford it) it’s a rare and magnificent home. However for buyers at this level I think they will find some issues with the floorplan – especially the position and connection between the kitchen and living area  and the front staircase so close to the front door. This seems an afterthought and does detract a little from the majesty of the entrance. Walking through the home I keep thinking of the gardens, the location and the land size more so than the building. However if you can afford 16 Kenley then you can afford to make the changes you want. And so, like almost offerings at this level in Toorak, it comes back to: when do you want to buy, what is available, what is the right exchange price and how best do you go about the process?

• 24-26 Balmerino Ave, Toorak (Justin Long of Marshall White and Hugh Hardy of Bennison Mackinnon) – 1850 sqm of land inc tennis court. Passed in at the Thursday afternoon auction for $7,000,000 and was bought immediately afterwards for an undisclosed amount. As I went through this home it felt mostly about the land and the sweeping views, however I suppose that is the way with almost all Toorak homes. The end result was $3,800 per sqm approx.
• 4 Lisbuoy Court Toorak (Nicole Gleeson and Michael Gibson) – Townhouse with some land, bought for over $4,000,000.

Greg Costello and Tim Wilson in full swing on the Brighton Golden Mile - continuing to sell at $10,000 per sqm. See report below

Week Ending November 5th: Has the action returned after the September excitement was followed by an early October siesta? We think yes – it is back. People do have cash and they are parting with it when they find the right home. In the last 10 days at least 9 homes over $4 million have been bought and sold.

Some Auction Results this weekend

• Biggest Sale: 2 Mytton Grove, Brighton, Greg Costello (RT Edgar); Under the hammer $6,050,000, 2 bidders
  Brighton Golden Mile Beachfront – these are four words that mean money. In recent times that has meant $8000 to $10,000 per sqm – at least at the northern end. A question our auctioneer Greg Costello asked in his opening spiel was “is this southern part of the Golden Mile more highly regarded than the northern part due to the activity on the beachfront?” Personally, as I run past here every day I think yes, but the auction result will tell us for sure. With the blue sea as our backdrop I’m expecting an exciting auction – irrespective of the market this stuff always sells. Greg Costello is conducting proceedings in front of a small crowd of 30. We start with an opening bid of $4,850,000 from Bidder one. $5,000,000 comes in from Bidder two strongly – solid bid. $5,100,000 from a third bidder – who as it turns out was with Bidder one – so we don’t count him – strange strategy that one. Anyway with a fair bit of action we move up to $5,600,000 in various amounts and then to $5,750,000. At all times Bidder two looks in control and is bidding very well and with some intimidation without being over the top. Normally Greg Costello is in excellent form but today was not his best day with bid retention and there are a number of confusing referrals back to his penciller for clarification. At $5,900,000 the “is it on the market?” question was asked, and after a quick referral, an affirmative answer is returned. There are two more decisive bids from Bidder two and its all his at $6,050,000. Loved the winning bidder’s style – aggressive and sensible and much better than his opponent and also many so called professionals that I have witnessed recently – well done sir – we have a job for you here if you care to apply. (Mal James)

• Other Brighton Golden Mile Results: 2 Mytton at $6,050,000 divided by 613 sqm = $9,869 per sqm or almost identical for previous absolute beachfront sqm rates over the past year (which have maintained themselves in the last year and increased on previous high water marks). 8 Moule Avenue (David Hart) is a classic Golden Mile address (but not absolute beachfront) and sold this weekend for $2,310,000 or $3,510 per metre. On first glance that is not expensive, but it is in fact not too far off previous Golden Mile sqm rates. A third Golden Mile property 15 Dudley St (Regina and Brian) sold for in excess of its pass-in figure at $4,400,000 which, again considering the house was nothing other than a nice facade, was a very, very solid result.
• Biggest Pass In: 58 Kooyongkoot Rd, Hawthorn, Scott Patterson (Kay & Burton); passed in, $3,400,000, no bidders
  Could you find a better setting for a Melbourne Spring auction? A tranquil backyard by the pool! In front of around 60 people, auctioneer Scott Patterson gave his usual professional best to attract some crowd bidding but this was to no avail. The property passed in after two vendor bids – $3,300,000 and $3,400,000 respectively – and remains for private sale. (Adam Woledge)
• Bidderbuzz Auction: 15 Chastleton Ave, Toorak, Warwick Anderson (RT Edgar); Under the hammer, $4,135,000, 4 bidders
  Spirited bidding after a slow start was a welcome sequence at the auction of this single level home in Toorak. A crowd of 80 neighbours chatted quietly throughout the action, eagerly anticipating the value to be determined by the market. After opening on a vendor bid of $3,400,000 and the declaration that the council had valued the property at $3,700,000, auctioneer Warwick Anderson tried to keep pace with the determined 4 bidders. After the second vendor referral, Warwick announced the property on the market at $3,800,000 but the strong bidding continued, with bidder number 4 securing the home at $4,135,000. (Gina Kantzas)

RT Edgar: Has had a pretty solid time with 8 properties selling over $2 million in less than a week, including an off market at 68 Walsh St believed to be around $4 million, not mentioned in above dispatches.

October 29th: Excerpt from October 15th James Marketnews: Want a home with a Tennis Court in Toorak? Got around $6 million dollars? In the last week we visited, assessed and rated: 11 Scotsburn Toorak (Andrew Smith), 10 Montalto Toorak (Mike Gibson) and 25 Scott Glen Iris (Rae Tomlinson). All have tennis courts.

The Question: After Super Saturday would these 3 not sell, sell lower or would the Mexican Wave** (see explanation below) kick in and they all sell once one had gone.
The Answer: The Jungle Drums beat loudly and the Mexican Wave kicked in with all three selling within 24 hours of each other. All three had quotes of $5m to $6m during their campaigns. Scotsburn was bought after a weekend pass-in (believed to be around $5m), Montalto was for most of its campaign a private sale (but finished in a Boardroom Auction at just over $7m) and Scott Grove was an Expressions of Interest closing Wednesday (reportedly 3 interested parties and sold 2 hours after the deadline for well over $6m).

October 29th: 54 Hanby St Brighton (above) (Kevin O’Brien) – The only auction I came out for today. Damian Davis – a bit out of his normal territory started up the engines with a solid opening spiel in front of a crowd of around 50. After he had finished his coverage on the home’s flow, light and feel, he asked for $3,300,000 from the crowd. Nothing was forthcoming, so a vendor bid at $3,300,000. Another vendor bid at $3,350,000 and a half time break did nothing to excite and so the words pass in brought an end to the proceedings on this lovely home that has a vendor at one level and potential buyers seemingly at another.

October 25th: 25 Scott Grove Glen Iris (Rae Tomlinson and James Connell): Bought within 2 hours of close of play for well in excess of the $6m+ price tag. This was a very good home on a very big parcel of land and the result was deserved and expected for a quality A grader – we rated it at almost 3 hats or 791/1000 (see our rating below). And a good night for Marshall White overall with 34 Chatsworth Prahran being sold through Madeleine Kennedy for $3,137,000.

October 24th: The collection of Expressions of Interest campaigns finishing in late October/Early November will be watched by many. There are some great homes, but the results this last weekend indicate they may not sell as strongly as September results suggested they might. We are monitoring a geographically widespread sample – all over $3m and will bring you the results as they come. Lets see if the K&B Mexican Wave** is in play for the Top End buyers or have taken their bat and ball and gone home.

**K&B’s Mexican Wave: It is possible that the above marketing campaigns could in fact produce higher results if we see more marketing campaigns in the style of Kay and Burton’s Mexican Wave effect. It’s just like at the MCG: Kay and Burton brings a group of homes together and push and prod till they get one buyer to perform and then uses that result to get other buyers to put their hands up on other homes. This is planned months beforehand, it’s totally legitimate, it’s brilliant in concept and it’s why people like Ross Savas and Mike Gibson are worth their fees and then some. Other Mexican Wave agents who plan and execute well are Marcus Chiminello, Rae Tomlinson, Heather Elder, Justin Long and Peter Bennison of Marshall White to name a few. However K&B are the absolute masters at the Mexican Wave.

Alastair Craig and Richard Winneke maneuver 3 bidders to a bought price of $2,855,000. This is where some of last spring's $3M plus action is right now at $3M minus.

October 22nd: During 2011 the $3M+ market has been as fickle as we can remember: it disappeared for most of the year, came back with a vengeance in September and has now seemingly run away lost again.
To demonstrate the point, only two homes out of 150+ scheduled $M+ auctions reported a sale price over $3 million today.  Yes two – that’s not many.

They were 34 Stevenson St, Kew with James Tostevin, which sold after auction and 7 Barrington Ave, also in Kew, with Scott Patterson, which sold before auction.

Mid- Week Apartment Auction: 3002/368 St Kilda Road (Marcus Chiminello) – Thursday night auction @ 7.00 pm. A similar property in the same building on the same side, same square metres, same décor, sold for $3.3m a short time ago. Quoting $3.3m plus then $3.5m plus. Surprising to have an auction in St Kilda Road but Marcus Chiminello and Nicole French (the new Batman and Robin) lined up auctioneer Growling Jack Bongiorno and 3 bidders fought it out past the last sale sales, past the first quote and the last quote and all the way up to $3,800,000.

Why did it sell so well? Demand exceeding Supply for North orientation; 315 sqm size with car parking on the 1st floor (no dizziness getting in and getting out) and Shrine views. Well marketed by one of the best in the business at this stuff.

Price: Has been gently improving in some key blocks on some key apartments – but it’s all about the apartment characteristics. There are literally hundreds of apartments above a million that have no buyers at all, because they have nothing unique to offer except a very cheap price.

Biggest Sale: 38 Kerferd St, Malvern East, Glen Coutinho (Hocking Stuart); Under hammer, $2,862,000, 4 bidders
Wow what an auction! This is as intense as it gets. Glen Coutinho has firmed as one of the best auctioneers in Melbourne in my humble opinion. What started out with meek interest from a lively crowd of around 70 people turned into the most hotly contested auction I’ve ever seen. A modest opening bid of $2,350,000 was announced from one party in the crowd and was quickly overtaken by another for $2,355,000.  The two went back and forth in increments of $5,000, then $2,000, then $10,000. Once the price reached $2,501,000 it seemed as though the action had come to a head, and Mr Coutinho retreated to his vendors to discuss the situation. Confident of reaching the price he and his vendors desired, Mr Coutinho continued unabated, knowing full well there were several other parties very interested in the property. As the property was being called down for a fourth time a third party entered the fray, bidding $2,540,000. This guy was ready for a showdown, but the original bidder stuck to it and was relentless in his pursuit of the Glen Iris home. Unable to continue, the young lion who made a worthy challenge correctly backed off, leaving the fight wounded but not insulted. At this point the crowd was able to breathe momentarily, but it wasn’t over! A fourth man entered the mix, and began his challenge. He proceeded to walk across the road towards the original bidder attempting to eye him down, but the original bidder was having none of it. As those who play enough poker know, when someone shows aggression towards you, it is generally a sign of weakness. Fortunately, the original bidder (who probably doesn’t play poker) picked up on the bluff and showed no signs of folding. Once the figure reached $2,862,000, the new combatant gave up announcing: ‘he can have it,’ and the auction ended with a standing ovation from the crowd, although it may have only been an ovation as they were already standing. (Daniel Ehrenreich)

Biggest Pass In: 11 Scotsburn Grove, Toorak, Jeremy Fox (RT Edgar); Passed in, $5,000,000, 1 bidder
A small crowd of around 40 and half are Toorak agents just looking. Jeremy Fox gives us a good solid spiel and we are away. Or are we? Jeremy calls for a $5,000,000 opening bid and gets nothing but silence. He goes inside for his half time break and leaves us all in the rain – actually he was pretty quick to return. I’m typing in Passed in on my Ipad and – whoops no – there was a genuine bid and $5,000,000 is taken up. Then it is passed in to the lone bidder. We await the outcome. (Mal James)

October 15th: Quality Stock Levels have improved for Buyers:
Good levels of good stock came into the market late September and buyers began to take deeper breaths and relax a little.  Angst dissipated somewhat as quality buyer saw more quality homes they could buy, diminishing the spectre of missing out on a home, leading to a drop in buyer urgency and ultimately price.

This Quality Supply Increase is best demonstrated at the Top End.

Want a home with a Tennis Court in Toorak? Got around $6 million dollars?

In the last week we visited, assessed and rated: 11 Scotsburn Toorak (Andrew Smith), 10 Montalto Toorak (Mike Gibson) and 25 Scott Glen Iris (Rae Tomlinson). All have tennis courts. So even if there are 10 buyers for tennis courts at this price level, there’s a fair bit a choice there. If normal market forces prevail and the buyers have good representation, then the prices on all three could be lower than if there was only one of these homes on offer. That’s unless, of course, one home is more strongly favoured than the others by a significant number of those 10 buyers – or if the Mexican Wave effect happens (see below).

Similarly in the last week we have been through some really good new home offerings at over $6 million, including 14 Kilsyth Toorak (Michael Armstrong); 15 Vista Toorak (Nicole Gleeson) and 33 Coppin Grove Hawthorn ( Scott Patterson) – see our ratings over the coming week.

These are just some examples. And in fact, quality stock levels have improved at all price levels. This is good news for Top End buyers and the reason we think October 2011 and hopefully November 2011 will be better months for buyers than were Winter 2011 and September 2011 in terms of:

1. More choice

2. Less chance of the runaway prices.

This price segment is all about either side of the Melbourne Cup – as a number of Expressions of Interest, Private Sale and Auction campaigns are scheduled for some sort of conclusion at that time. We anticipate publicly reporting in  early November as to market movements since September’s price and activity spiking.

Recently we gave a talk to more than a hundred high net worth individuals at the Sandringham Yacht Club for Peter Wilson of Godfrey Pembroke where we involved the participants in a hands-on exercise that introduced them to “valuing” high end homes.

There were three steps to the process. First we asked them to give their valuation of three 250sqm beachfront blocks in Sandringham that were up for sale. Then we informed them there was a conservative valuation of $5,400,000 from a reputable valuer, and asked them to revalue the blocks in the light of this information. Then, after telling them the asking price was $8,000,000 and there was possibly a winning consortium’s bid, we asked them to give a third and final valuation. Their final valuation had to be above the possible winning consortium’s bid – after all there is no point coming second if you want to buy something.

Three clear things came out of this exercise:

1. At the Top End people have a very wide opinion of values: In this exercise the estimates varied from $3,000,000 to $12,000,000 on the same offering. People were genuinely trying to estimate correctly – there was self interest involved.
2. The Power of Suggestion: While the value range remained wide for the second lot of “valuations” after the $5,400,000 value was tabled, not one participant’s valuation was now below $5,400,000. Once a credible suggestion had been given, it seems everyone put a floor under the price. Very interesting if you are the only taker on a home.
3. The Power of Step Quoting: Scenario Three produced a wide range of valuations but NOT ONE was below the valuation the respective participant had put in Scenario Two. In other words, for every one of the participants the price had gone up. This is again about the power of suggestion and the power of Step Quoting.

For buyers who believe that an asking price is an asking price and a valuation is a valuation – like rocks set in stone on which to build a platform of action – this scenario may seem a bit perplexing.

But the fact is that when you’re buying a property – especially at the Top End – opinions, suggestions and questioning are how a final sell price is established.

When agents are dealing with buyers – including us as buyers agents – they use suggestion firstly to frame an area of thought e.g. a price range and then to move you the buyer up the price ladder. Depending on the agent’s credibility you will either go with that suggestion or you won’t.

Agents also use questioning to work out if you are actually on the price ladder – and if so at what position. They do this to ascertain broad interest which they report back to the vendor, and to ascertain your interest so as they can decide on a plan to take you up to the next rung.

As buyer agents our role is to do the reverse.  Our job is not to establish a credible floor, but to establish a credible ceiling. We use the power of suggestion to indicate to the selling agent where a client may be on the price ladder. We use questioning to gain information and to see if those suggestions have been effective.

Remember that in home buying there are three opinions that really count when it comes to forming or framing your price thoughts. Firstly: the vendor’s sell price (not their asking price). Secondly: the highest other bidder’s buy price. (That is the only other buyer competition we are concerned about). And thirdly: your own thoughts on price. Which is actually the most important opinion on price.  Not the valuer, not the buying agent and not the selling agent, not Uncle Jim’s – but yours. If it is informed and considered then it is correct and more important than all others.

Some of you may view this all as a game and some may not want to be involved. But here in Melbourne, it’s the way homes are bought and sold (yes, even auctions). It’s called haggling or bargaining, and what that involves is a contest between seller and buyer. In many cases it’s unavoidable – and when it is, you might as well play the game as best you can.

Printed each week in The Weekly Review – Melbourne’s Million Plus property magazine

Week 4 August 27 2011: Not a lot happened at auction in this market this weekend at $3M+, with the exception of 25 Kent Avenue – the action was all last week and it was away from the auctions.

Biggest Sale: 25 Kent Ave, Brighton, Leigh Hallamore (Buxton); After auction, $6,400,000, 4 bidders
Crowd numbers were high to witness the auction of this rare absolute beachfront property.   Auctioneer Leigh Hallamore cleverly positioned himself along the back fence in front of the beach to maximise the emotional impact of the uninterrupted beach views of the (as it turned out) 4 bidders.  With at least three beachfront properties selling recently at $6m, $7m then resold for $8m and an undisclosed price, 25 Kent  was – as expected – strong.  An opening bid of $4m was a ‘dream price’.  A second bidder quickly upped the price to $5.9m and the bidding was on, stopping at $6.35m where the property was passed in to see if there was a bit more.  And there was: a final sale price of $6,400,000 or not too far off $10,000 per sqm if you saw no value in the home. (Kristen Hatt)

Marcus Chiminello of Marshall White: “We are currently seeing great activity in the upper end of  from both buyers and sellers emerging from the depths of winter and that are now prepared to participate in the market as opposed to the past weeks and months when many were prepared to just sit and watch the market. Most of the recent high end market sales have not been an overnight success, most requiring months of dialogue between agent, buyer & vendor. As demonstrated in recent weeks, I believe the trend of discreet off market transactions will continue to grow moving forward as vendors and purchasers alike at the higher end of the market seek privacy with their real estate transactions.”

$3M+ Market Summary: Activity in this $3M+ segment has been building most of this month of August but there has been little to show for it until this past week, which has been a stellar performance by any measure. Bidderman was over 2 on the $3M+ homes purchased.

Agents are reporting that buyers have started to change their attitudes – and for once we don’t think this is spin. The interest is at least partly because the market has been starved of interesting offerings like the property at 4 Mernda Rd, Kooyong (Ross Savas and Michael Armstrong), which was a beauty and had at least 3 bidders over $6million (and would possibly have had a few more if circumstances hadn’t pushed for an early finish to the Expressions of Interest campaign).

Last week’s powerhouse result for Paul Keane and Peter Batrouney at 9 Salisbury Balwyn, where 4 bidders produced another result over $6 million, indicates that some buyers have waited long enough and are saying: “OK if it’s good, it’s priced right and it meets my needs then I’m interested.” There was another one of these on Saturday over $6 million at 25 Kent Ave, Brighton (see full auction report below).

But before you think we’ve been sent a case of Moet by our new found friends on the other side – it’s all about the price and quality of specific properties.  The market is definitely not in an upward phase in terms of price. In fact unless your property is an A grader, and “correctly priced”, it’s likely the price is falling every day you ponder over the signed offer on the table (if you can get one). Smart sellers realise this.

Just to get some balance on what’s happening in terms of price:

• The Mont Albert property sold by Michael Ebeling that we report on below, was a good result. But it sold last year for basically the same price.
• The selling price of St Georges Road, Toorak property represented a greater than 10% discount on the initial asking price. It was a great result in that sub $9million range, but it had no takers for 6 months at $10million.

So what’s to account for this past week’s activity? Partly it’s because buyers can see less choice coming on the near future, due to the Grand Final being on later this year (thus preventing a normal 4 week auction campaign between Grand Final and Melbourne Cup). Partly it’s due to some good $3M+ homes on offer right now. And partly it’s due to underlying demand that has been there for some time. A lot though is because of correct price matching.

No doubt the next few months will see an increased number of stales (long term unsolds) – repackaged, rebadged and remarketed. If they are also repriced then who knows, maybe we will be off again and back to a more normal balanced market (which is what most buyers also want).

Of course, it could all  just be a dream and we will all wake up again soon.

There were some good Private Sales through the week and we saw a return to off market transactions, as well as two successful Expressions of Interest:

• Ross Savas and Michael Armstrong of Kay and Burton held a Boardroom Auction last Thursday for 4 Mernda Rd, Kooyong. (This had brought forward the original Expressions of Interest deadline for Tuesday of next week.) Its “on the market”  price was around $6,000,000, and it sold for between $6,000,000 and $6,500,000 with 3 bidders. See our ratings below.
• Michael Ebeling of RT Edgar got 12 Stanhope St, Mont Albert away for towards $3million – off market. This was around what it reportedly sold for last year. Not all bad news in that.
• Rob Vickers Willis and Tim Derham of Abercromby’s sold 10 William St, South Yarra under the hammer for over $5,000,000 at a Wednesday private auction. See our ratings and report below.
• Michael Cooney of Hodges sold 50 Ebden Ave, Black Rock (a two hatter with a 700+ rating) for over $3,400,000. This modern home was a goodie, but it’s been rare to see homes sold for more than $2 million in this area since 2009. So this was a good result and the best sale in Bayside we can report for the week.
• Expressions of Interest – 333 Glenferrie Rd, Malvern with Gerald Delany and Nicole Gleeson – sold for over $3,500,000.
• Post Last Week Auction Pass In 24 Hawthorn Grove, Hawthorn – Paul Keane – sold for an undisclosed amount above $3,000,000
• Off Market:4 Mathoura Rd, Toorak – Peter Bennison of Marshall White. This went to auction last year (or maybe earlier), and has now been traded for more than  $3,000,000
• Off Market:10 St Georges Rd, Toorak – Marcus Chiminello – This home has been through a few agents and while it did not achieve what we thought was an incredible asking price of $10,000,000 earlier in the year, it did actually get close to $9,000,000 in the last week or so – still an incredible price. See our home rating
• Off Market: 3 Murray St, Armadale also Marcus Chiminello. It also sold for just shy of $4,000,000 recently.

These sales represent the best or close to best numbers in this Top End $ segment this year.

Agent Survey: Why is this week’s $3M+ improved performance happening?

Paul Keane: With the stock-market on what appears a roller-coaster ride over the past month or so, people are retreating from it and investing that money in the good old “bricks and mortar”. I have spoken to several people over the past week and they believe the real estate market is off by about 10% from last year (some claim more) so if you are looking to upgrade your real estate portfolio there is so much upside….why not buy a $6m home that may have been worth $7m this time last year…..nothing much has really changed… only people’s mindsets are different.

Michael Armstrong: Some buyers are no longer getting burnt by the share market (they’re out). Some buyers have got sick of waiting. Some buyer attitudes have changed.  (Second tier homes though are continuing to drop in price.)

Mike Gibson: Definitely gained some traction in the last few weeks

9 Salisbury St, Balwyn - Peter Batrouney and Paul Keane. Competition by 4 bidders resulted in a very strong price under the hammer of $6,620,000

And now for a brief excursion back through the market of August 2011.

Week Three August 20, 2011: Whilst there was little, actually no doubt that prices were dropping across the general market and the $3M+ segment was well down on activity compared to this time last year there continued to be a tantalizing number of goings on to let those involved at this level think we may just be having something to do come Spring. Furthermore whilst we had been saying that activity off market was more talk than substance in the last week or so we were involved in and had seen a couple of deals that again confirmed that if the stock was actually for sale (meaning at market buy price not a seller dream price) then a deal could be done – as long as the buying  and selling agent were reasonable at their job and both the vendor and buyer had some patience. Boughts and solds this week

At Auction:

• 9 Salisbury St, Balwyn – Peter Batrouney and Paul Keane. 4 bidders resulting in a very strong price under the hammer of $6,620,000 ( See our auction report)
• 30 Mangarra Canterbury – James Tostevin. 4 bidders and a strong $3,210,000 under the hammer
• 24 Hawthorn Grove Hawthorn – Paul Keane – Post Auction for an undisclosed amount above $3,000,000

Kew, 49 Sackville St - James Tostevin - 4 bidders - Under the hammer $4,310,000

Week Two August 13, 2011: There was life at the Top End (even if the heartbeat was faint) as evidenced by some good Top End $3M+ results.

• South Yarra 83 Walsh – Justin Long and Peter Bennison – Bought After $4,842,950 – $5,327,750
• Kew 49 Sackville – James Tostevin – Under the hammer – 4 bidders – $4,310,000
• Camberwell 87 Broadway – Richard Winneke – Bought After – 1 bidder – $3,795,250
• Hawthorn 4 Glan Avon – James Tostevin – Under the hammer – 3 bidders – $2,815,000
• While mid week 8 Myoora Toorak (Over $10,000,000) did not sell at a Thursday auction (it’s a home that requires a very specific buyer and could be hard to sell even in a stronger market) -  8 Blackfriars Close Toorak (Justin Long) our biggest pass-in last week-end at $3,000,000 (0 bidders) did sell for $3,250,000 on Monday.
• Peninsula – in one of “the” streets – Spindrift in Flinders – we saw Marketnews favourite and nice lady Prue McLaughlin of Kay and Burton sell a home for an undisclosed amount well over $4,500,000. As well Andrew Hines got 57 Tubbarubba Merricks North (over 60 acres) away for around $3,500,000
• 19 Lovell St Hawthorn East -Modern home saw the Expressions of Interest campaign brought forward by Sam Wilkinson and Scott Patterson and a sold sticker in the mid $3m’s

Not quite $3m - which is the story of the $3M+ Market this 2011 winter - 18 Knutsford St, Balwyn, Richard Earle, Bought After for $2,730,000 on a vendor pass-in of $2,300,000.

Week One August 6, 2011: We had a few comments that we hadn’t put up a $3M+ market report since May. That was for a good reason – it would have been an almost blank sheet. However there were some sputters  of life from deep within – a sign that the top end engine could be starting to turn over again. From our own company’s point of view we were involved in 3 dealings after having been bereft of activity for most of winter at this level.

• A sale in Boroondara this last month at just over $6M – completely off market
• 24 Boxshall St, Brighton (David Hart), which has been on the market for a long time, has finally changed hands for just under $3M
• 4 Sussex St Brighton (Regina Schmidt and Brian Devlin) sold for a hard-to-believe $3,775,000. We attended that auction and the result was … well brilliant.
• and while down in Bayside, 2 Tennyson St, Brighton with Jonathan Dixon, after passing in at auction a month or so ago, just sold for around that pass-in figure and well over $3,000,000
• 12a Harrison Crescent, Hawthorn, which had a rating too low to put up on our site, was sold by Sam Wilkinson of Kay and Burton for over $3,000,000
• Along with 3 Irymple Ave, Glen Iris (Iain Carmichael); 5 Story St, Parkville (Tom Roberts) and 80 South Road, Brighton (Barb Gregory) in the last week, the Top End over $3M is trying to work its way back into some form.

Back to the Future – What’s up Ahead?

With a couple of big homes due for auction next weekend – including 49 Sackville St, Kew (James Tostevin); 7 Foote St, Brighton (Phillip French of RT Edgar) and 83 Walsh St, South Yarra (Peter Bennison and Justin Long)  - we will begin to see if there is some air at the higher altitudes as we limp into the footy finals – traditionally a key indicator for activity in the early and late Spring markets at the $3M+ level.

Last week we covered the Early Spring Market

There’s no guarantee we’ll see a lift in the housing market as we go into Spring this year. On the supply side, there’s a build-up of long term unsold properties (stales) and a compounding shortage of exciting, well priced new stock. On the demand side, buyers have had a particularly hard time of late – not so much in finding homes, but in finding homes of quality; however when those homes are found they sell well, proving there is a solid level of underlying demand.

Buyers do want to buy and they’ve been out there in good numbers most weekends. Our demand indicator Bidderman, has shown an average of two bidders an auction some weekends. But they have proven to be stubborn on homes that are not market priced.

There are actually two Spring markets: early Spring (September and October) and late Spring (November). They’re intimately connected. According to Sam Gamon of Chisholm and Gamon, what happens in late spring is always greatly influenced by the early Spring results. It’s all about confidence says his Elwood auction partner, Torsten Kasper. “A few weeks of good results in early spring may lay the platform for an increased level of homes for mid to late spring.”

On the other hand, David Hart of Buxton Brighton says there’s a strong pattern favouring a late spring recovery – at least in Bayside. “Human nature being what it is, many people wait until they are almost out of time to put their property on the market. And there are those who purchase October onwards, who need to sell their own property prior to Christmas. I expect this year will be no different.”

So what about price?

Despite the continued negativity from overseas, Buxton’s Mark Earle can’t envisage any significant changes in housing prices. “Fundamentally there is a shortage of houses in Melbourne with population growth. And Melbourne has been widely recognised as the best performing city in the country in terms of stability over recent years.” Cycles seem to be getting shorter, he points out – “take the 2008 financial crisis and the subsequent boom market of 2009” – and things can change quickly.

According to Benmac’s Iain Carmichael, given the low stock levels, prices are likely to hold. “Agents will have far less trouble achieving full results for good family homes in the $2,000,000 – $3,000,000 range. Vendors at the very top end have a tendency to feel that their property is somehow guaranteed to appreciate in the face of a steadying market. Curious really!”

Kay and Burton director Ross Savas also believes that prices will be steady. “The fundamentals of our economy are still very good and we have amazing employment levels in our country. So as long as nothing occurs out of left field I believe prices will hold in Victoria.”

So when do you buy and sell?

Peter Kennett of Hocking Stuart, says his advice to sellers is to get in early rather than late. “Late spring is when supply usually increases with more motivated sellers as they have most likely bought!!” As for buyers, David Hart, of Buxton Brighton, believes that the later in the year before Christmas, the more motivated sellers are to lock in a result. “Although you should never pass up the opportunity to purchase the right property on the assumption that if you wait, you might get an early Christmas present!”

With the mix of school holidays, horse racing weekends and the shift in the Grand Final from the last week in September to the first week in October, there are effectively only 16 Saturdays that will give a vendor the traditional four Saturday auction program,  points out Richard Winneke, of Jellis Craig. “And of these no doubt some will be more popular than others – creating super Saturdays on dates like 27th August , 24th September and 3rd December.”

For bargain hunters, late spring may be a better market than early due to vendors having to sell and time running out. However you do take the risk that what you may not be there by late Spring.

This is where patience presents a conundrum for buyers: if many of us pass on buying in early spring then the late spring surge may not happen at all. And come Christmas time we will still be in a buyers’ market but we won’t have bought. The question is then: how long are you prepared to wait?

Printed each week in The Weekly Review – Melbourne’s Million Plus property magazine

Welcome to the new world. Well, not so new – it arrives every winter in Melbourne when the favourite weekend sport that is the public auction quietens down and a version of the Melbourne Club opens for the $M+ homebuying business. For four months between a certain royal’s birthday and a hoped-for Collingwood victory on Grand Final Day, auctions diminish as the favoured way to do business at the Top End – and private sales, off markets and expressions of interest take over.

For unwary buyers, private sales can present some issues. In fact a number of potential buyers start out on the back foot with private sale negotiations simply because they think they are easier than auction bidding.

We are not sure why anyone would think private sales are necessarily easier to negotiate than auctions. Sure, some private sales are straightforward enough: it’s simply a matter of paying the asking price. But it’s worth realising that private sales have no rules like the ones they have to read out at the start of an auction. There is no start and stop time and no bells to say the property is: ‘On the market’. For casual buyers there is no public confirmation of the right price level in the form of other bidders as in an auction.

As well, over the last few years the curious practice of not stating a price has crept in on some private sales. So when you ask a salesman the price, the response can vary from: “Make us an offer” to “Buyer interest is at $3,000,000 and the vendor wants around $3,350,000 (we think)” to “Price range, sir, is between $1,800,000 and $1,920,000”.

Even the inexperienced buyer should be able to see the dangers in being asked to “Make us an offer” – especially if they want to buy the home. There are solutions for a buyer involved in this process, but hand on heart you as a buyer would be best served by getting professional representation in this instance.

In the case of the other two price types which are a version of the range, it’s just as confusing. Could you buy the property simply by paying the Top End of the range? That depends on the process and on which agent you’re dealing with.

Which leads us to the second traffic stopper in private sale negotiations: process. Even if you offer top dollar, your offer may still be referred to others and that involves a 24 hour feedback process during which time you may be asked if you have any more (even if there is no other offer). Or you could be asked to participate in a Boardroom auction, which involves a new set of rules. Or you could simply be told nothing – which could mean it is sold to someone else, maybe because as a negotiation tactic your offer had a clause stating this was your final offer and they believed you and didn’t refer back to you.

Even if your offer of the top price in the range is accepted on the spot, you may wonder whether you did the right thing?

Each and every agency you deal with has a different private sale process and in fact a number of agents within the different agencies use different private sale practices.

Which brings us to the final issue of agents – who do you actually speak to? In some companies you could be involved with a number of agents during the buying process – but only two of them can actually help you. In private sales in Melbourne’s Top End it is a club, it works well for buyers and sellers and a lot of real estate is exchanged, however you need to know who’s who within the club if you want to get the result you want.

When you go to your next open for inspection, for instance, does that well dressed agent you spoke to actually know what is going on? Are they the listing agent, who has the ear and trust of the vendor – or are they someone so far removed from the process that you probably know more about the home and what it takes to buy it?

So welcome Melbourne, welcome to the winter of wonderment and the intensely interesting Private Sale process.

Printed each week in The Weekly Review – Melbourne’s Million Dollar Plus Magazine

“No way mate - this market is fighting back– taking no prisoners today (April 9th).” John Bongiorno. Malvern 54 Stanhope. Bought $3,170,000. 3 bidders.

Week Ending 30th April: Back from a week or two off, this market now, has a fairly clear run till Christmas, with a only brief breaks for a couple of holiday weekends.

Over the next four to six weeks we should see more choice and some reasonable activity (although not expected anywhere near the levels of last year), as the May market is a traditional agent preferred selling time. Why? Well there is a good stretch of time until Queens Birthday weekend to run an uninterrupted campaign. Stock Quality is the unknown.

Come July things will be relatively quiet as there is a general sellers’ feeling (rightly or wrongly) that good homes do not look their best at this time of the year and accordingly a number of high end selling agents take winter holidays in Europe and therefore do not program campaigns to be run in their absence.

In the post Easter week or so there have been ten or more high end sales including the representative  half dozen below

• 15 St Ninians in Brighton for between $8m and $9m – perhaps not a lot more than what is was sold for less than 2 years ago (need to look up sale time to be absolutely sure of date) – Justin Follett of Kay and Burton
• 255 New Brighton for between $5.5m and $6m – Regina Schmidt and Brian Devlin of Buxton
• 50 Hotham St East Melbourne which had been on the market for at least 6 months for $7million – Paul Richards of Hocking Stuart – on the market for a fair bit of last year and also a failed auction. Nonetheless a reasonable price – not everything the sellers wanted – but more than had been offered at times in the past by buyers. A good result for both parties.
• 150 Clarendon East Melbourne – the Salta apartments saw Anton Wongtrakun deliver another big sale at $5,200,000 for Unit No 4
• Out to the paddocks of Lower Plenty with a Marketnews favourite Rocco Montanaro of Morrison Kleemand who achieved close to $3m on an Expressions of Interest Campaign for a good home on 7 acres at 75 Cleveland.
• And we round up our selection of high end Easter Sales with a $6M+ sale at Mount Eliza 15 Freemans Road – Michelle Skoglund of Aqua

In summary over Easter the market at this level has not been dead, but definitely subdued – there is increasingly a dampening mood in terms of both buyer and seller confidence. Time will tell if this is a short or longer term phenomenon. Price will play a important part going forward as we seemingly move into more uncertain market conditions – i.e. ones that are not as clear as they have been in the past 2 years since we awoke from the GFC. Overall the market now and in fact all of 2011 has not been strong at the $3m+ level – but there are still enough transactions (especially in Bayside) of sufficient value to avoid holding a wake just yet.

With winter approaching and a fair amount of stock available we think it is a buyers’ market and the future is best described as – “uncertain times”.

Finishing on a positive note our James Investment Division has seen some solid interest with investors coming back into the market (rentals are improving) and one current flavor of the times is blocks of flats. Some examples of what we are talking about.

Finishing on a positive note our Investment Division has seen some solid interest with investors coming back into the market (improving rentals as well) and one current flavor of the times is blocks of flats. Some examples of what we are talking about.

Week Ending 16th April:The $3m action this week was away from auctions.

The drought in the Balwyn Formula – big price, small land, new home – was broken again with Maurice Di Marzio getting 59 Hosken Street, Balwyn North away in the high $3 millions. That’s the third in a week on the back of the two biggies reported last weekend.

Canterbury, 11 Chaucer Close, with Boroondara doyen Peter Mitchell of Marshall White, got the same sort of high $3 millions price.

Hawthorn, Harcourt St, was a hot place to be this week with Nick Ptak getting 79a away for just under $3.4 million (we think) and one of the results of recent times. Peter Vigano of Jellis Craig  got $3.625 million for 42 (we did not see that price coming)

Speaking of good results, Marcus Chiminello got a price in the high $3 millions for 2/264 Walsh St, South Yarra. It’s not our job to talk agents up but in a slow apartment market Marcus has got a number of solid results.

St Kilda West, 10 Loch St, with John Holdsworth sold for $3,650,000.

Andrew McMillan from Benmac got 367 Beaconsfield St, Kilda West away in the $4m to $5m range after a very lengthy campaign (probably due to previous asking prices).

At Auction today 68 Hopetoun Rd,  Toorak with Jellis Craig’s Steve Abbott, sold afterwards for $3.05 million. That was up a few hundred thousand dollars on the last time it sold around a year ago.

Week Ending 9th April: The strongest week this year for the $3m+ Top End market:

South Yarra 43 Marne St: Nicole Gleeson of Kay and Burton: Well over the $12,000,000 quote range making Domain Precinct land values at $8,000 per sqm for the bigger blocks.

Hawthorn 51 Berkeley St with Tim Blackett also of Kay and Burton: North of $7,000,000 on Scotch Hill for a good home that needs some reworking and a tennis court.

While still in Hawthorn Mr Nice Guy and Very Effective Tim Picken of Jellis Craig got away the quinella with 25 Mary St (Modern in Grace Park) being bought for a credible $4,300,000 and 1 Hilda (period in Grace Park) for $2,800,000. Both a little down on ambitious asks but nonetheless solid prices for what they were.

But wait there’s more and was it us who cried out the death of the Balwyn formula- new build, small block, overpriced. Well on a technicality were are still credible as it’s neighbouring Kew; but with 21 Macartney (Walter Dodich of Marshall White) and 5 Mawson (Peter Dixon of Jellis Craig) both selling at auction today for $4 million’ish, the death of this market maybe a little exaggerated. However please it is only two sales, but they were biggies.

The news doesn’t stop for sellers there with period home successes at 50 Wattle Valley Canterbury (Duane Wolowiec and James Tostevin) selling under the hammer for a strong $3,465,000; 54 Stanhope Malvern with Rae Tomlinson also under the hammer for $3,170,000 and 13 Rubens Grove Canterbury with Fletcher’s Jeremy Desmier bought before for over $3,000,000.

Bayside has recorded a few strong sales as well with 29 Bay Street Brighton (Bert Stewart of Buxton) selling post auction over $3,550,000 and the final result put north facing (no view) Golden Mile land over $3,200 per sq metre. That is a steady as she goes price similar to last year Golden mile (no view) buys. And another $3m+ sale with a strange twist (all non bidders asked to leave) at 40 Drake Brighton (Ian Jackson).

While on land sales 1073 Malvern Road Toorak (Justin Long) passed in at $3,225,000 and a reserve was offered – not taken up – two new bidders appeared and a second auction took place resulting in a sale well over the pass in figure.

Why all this activity? Pass-ins are still languishing in large numbers without much interest. However its all about quality and new stock and buyer confidence. All three things happened this week -

1. buyers felt better in themselves (confidence);
2. buyers felt this week had some real quality offerings (quality)
3. and buyers couldn’t see a lot of stock coming one (limited new stock)

Post Easter is no Buyer lay down misere after today’s results.

Like many auctions this weekend, a lot of standing around, not doing much. MALVERN EAST, 9 Lewes Drive: Passed-in at $2,500,000 with two bidders. Anthony Grimwade (RT Edgar)

At 6pm on Saturday the James Clearance rate for $M+ was 57% on the 30 auctions we attended. That was well down on last week’s cameo of excitement, but understandable giving the quality change between this week and last week at the Top End.

Bidderman, our demand indicator, was 1.5 bidders per auction. However the quality of the offerings was one of the lowest this year.

While there were a few volcanoes (4 or more bidders), what was more interesting was that 1 in 3 homes were ducks meaning they didn’t get a bid a all. We think that was a confirmation of the market reaction to this weekend’s lack of Top End quality.

In fact, only 1 in 5 of $M+ homes monitored this weekend sold under the hammer.  The rest sold before or soon after – or didn’t sell at all. That’s an Under the Hammer Clearance Rate of 20%.

What that means is that in this current market buyers need a lot more than just a ‘hand up in the air and hope’ strategy to buy homes well.

Market Summary:

There were plenty of auctions at the lower levels, e.g. at or around a million dollars, but many lacked any WOW factor.

A number of the key selling agents were off this weekend on holidays and, as with many buyers, they seem to have turned their attention to pursuits other than buying and selling.

It was hard to find a property over $2 million up for auction. The only $3 million plus auction we saw in Toorak was at 68 Hopetoun Road with Steve Abbott of Jellis Craig – an art deco that seems to get sold every 12 months (see report below).

The REIV median prices came out this week and rightly confirmed what the market has been saying for some time: Prices are weaker.

This year to date has been a positive one for buyers with reduced competition, more choice and lower prices. On the flip side the buying opportunities are only such if you take them (a Steve Abbott auction line).

Next week, there are almost no auctions and not too much the week after.

Post Easter, as we said last week, may or may not be a different story. But our feeling is that quality choice will dry up and the big issue will become finding a rose amongst the thorns, the pass-ins and the stales. If those roses are hard to find then prices for them will firm as new quality drops with discretionary vendors adopting a wait and see strategy.

What Sold Well – Volcanoes with 4 or more bidders

• Albert Park, 62 Barrett St – Peter Simmons – Nicely renovated Period Home – $1,575,000
• Hawthorn, 23 Falmouth St – Hamish Tostevin – Nicely renovated Period Home – $1,330,000
• Hawthorn, 11 College St – Richard Earle – Nicely renovated Period Home – $1,409,000
• Kew, 36 Maitland Ave – David Oster – Land site – $1,345,000
• Toorak, 80 Grange Rd – Rodney Morley – Nicely renovated Period Town Residence – $1,500,000

$3M+ market: Overall, the high end at $3 million+ appears as weak as it has been for 12 months. Although  a shortage of new quality stock post Easter has put some zing back into the market as some buyers are forced to act.  Growing kids, divorce, lifestyle, whatever cannot wait for everyone indefinitely. Go to our $3m+ report to see most of the last weeks’ 10+ sales.

Michael Armstrong, Kay & Burton, South Yarra: “I think we can expect a fairly normal market post Easter.  Market conditions are settled and stock levels looking forward to May/June are lighter than what we’ve experienced in the past couple of months.  Vendors have had to adjust their expectations in recent times and buyers with long term views have realised that the past few weeks have presented them with good opportunities. The better quality offerings will continue to attract competition and alternatively  buyers will continue to deal harshly with those vendors (and agents) who price properties incorrectly.”

ST KILDA, 2 Marine Pde: On a bit of a rollercoaster day, it was apt to have the Scenic Railway at Luna Park as the backdrop of this Claudio Perruzza (Biggin Scott) auction. Passed in, $1,850,000, no bidders

Biggest Sale we covered: 68 Hopetoun Rd, Toorak, Steve Abbott (Jellis Craig); after auction, $3,050,000, 3 bidders
“This art deco property with Heritage One (HO1) overlay was looking for a committed buyer to make it a home. A vendor bid of $2,800,000 got the proceedings underway and the first bidder entered the race with a bid of $2,850,000. A second vendor bid of $2,900,000 signalled that the bidding was still some way off from the desired sale price. Auctioneer Steven Abbott wouldn’t entertain an increment of $5,000, demanding at least $10,000 to stay in the race. Despite keen bidding, this property was passed in at $3,020,000 but this was just the start of the negotiations. Bought after for $3,050,000.” (Debbie McTaggart)

Biggest Pass In we covered: 12 Dudley Pde, Canterbury, Doug McLauchlan (Marshall White); passed in $2,000,000, no bidders
“Doug McLauchlan took centre stage in the very big, leafy backyard of this great property and looked ready for action. Assisted by his Marshall White team, Mr McLauchlan explained that the circa 1923 home had been in the same family for a massive 72 years. But even the sentimentalists amongst us in the crowd weren’t ready to put their hands in the air and bid. Mr McLauchlan opened and closed on a vendor bid of $2,000,000.” (Jen Milligan)

Auction Video: Architect Adam heads to sunny Hawthorn this week to witness a ripper auction at 23 Falmouth St, a Marshall White property with auctioneer Hamish Tostevin.  Click on the live action.

Big Issue and Weekend Reflections: Coming back after the Easter holidays.

Two Weeks Off: Marketnews will be on holiday for two weeks with our next Marketnews on the 7th of May. A number of agents are talking up the 21st and 28th of May as possible Super Saturdays (as buyers let’s hope so). For James Buyer Advocates it will be business as usual.

We Only Buy Homes and have a safe Easter break:

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